14623 Ballast Way · North Fort Myers, FL 33982

$295,246

3 bd · 2.0 ba · 1,417 sqft · Townhouse · 33 Days on market

Built 2026 Good condition Est $234k · 26% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks

This thoughtfully designed 1,417-square-foot single-level home features an open layout that seamlessly connects the kitchen, dining, and living areas, extending to a relaxing outdoor lanai perfect for entertaining. The kitchen shines with stainless steel appliances including a gas range with hood vent, quartz countertops with a 4-inch backsplash, and designer cabinetry. The owner's suite offers privacy at the rear of the home with a luxury walk-in shower and quartz vanity countertops, while two additional bedrooms and a full bathroom are situated toward the front. Enjoy energy-efficient touches like hurricane impact windows, a smart thermostat, and a keyless entry pad on the two-car garage

Key facts

• Full bathroom
• Owner's suite
• Outdoor lanai

Tags

• OUTDOOR LANAI
• OWNER'S SUITE
• TWO SECONDARY BEDROOMS
• FULL BATHROOM
• TWO-CAR GARAGE

Property features AI

Finance

• Other: Address: 14623 Ballast Way, Punta Gorda FL 33982; Listing status: Active
• Financial info: List price $295,246

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces
• Home design: Spec home, Bismark plan
• Exterior features: Living area approximately 1417

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (8.8% below list).
• Recommended offer: $269k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in North Fort Myers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 45% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,260 (8.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $233,805
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14736 White Pearl Rd	0.17mi	2/2.0 (-1)	1,564 (+10%)	9mo	$252,000	$161	62
14742 White Pearl Rd	0.18mi	2/2.0 (-1)	1,564 (+10%)	9mo	$252,000	$161	62
15155 Bluftton Ln #518	0.38mi	2/2.0 (-1)	1,569 (+11%)	10mo	$290,000	$185	51
15265 Green Acres Ave #213	0.58mi	2/2.0 (-1)	1,366 (-4%)	14mo	$255,000	$187	51
15275 Green Acres Ave #311	0.63mi	2/2.0 (-1)	1,301 (-8%)	14mo	$215,000	$165	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-39,179
• Equity at exit: $44,022

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-13,836
• Equity at exit: $25,527

Cash invested: $82,669 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,693 medium
• Mortgage (P&I): −$1,548
• Tax est. 1.5%: −$369 /mo · $4,429/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $87

Break-even live

Break-even rent $2,583

Max offer price $295,246

Occupancy floor 92%

Sensitivity live

Price	-10% $291	-5% $189	+0% $87	+5% $-15	+10% $-117
Rent	-10% $-126	-5% $-20	+0% $87	+5% $193	+10% $299
Rate	-1.0pp $235	-0.5pp $162	base $87	+0.5pp $10	+1.0pp $-68

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $73,812
• Closing costs: $8,857
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	21d	1	0.26mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	21d	1	0.38mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	21d	1	0.39mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.44mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.44mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	14d	1	0.57mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	21d	1	0.57mi
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	21d	1	0.62mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	21d	1	0.62mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	0.62mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	0.62mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.62mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	21d	1	0.62mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	0.64mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	14d	1	0.68mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	21d	1	0.68mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	21d	1	0.69mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	0.71mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	0.71mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	0.72mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.72mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	14d	1	0.81mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	21d	1	0.81mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	14d	1	0.81mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	0.81mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	21d	1	0.81mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.43mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	21d	1	1.45mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.46mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.48mi
15940 Grassland Ln #2526 Punta Gorda, FL	2.0	2.0	1569	$3,000	$1.91	21d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $295,246 Active 33 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-17
   days on market $295,246 Active 32 DOM
4. 2026-06-16
   days on market $295,246 Active 31 DOM
5. 2026-06-15
   days on market $295,246 Active 30 DOM
6. 2026-06-14
   days on market $295,246 Active 28 DOM
7. 2026-06-13
   days on market $295,246 Active 27 DOM
8. 2026-06-10
   days on market $295,246 Active 25 DOM
9. 2026-06-09
   days on market $295,246 Active 24 DOM
10. 2026-06-08
    days on market $295,246 Active 23 DOM
11. 2026-06-05
    days on market $295,246 Active 19 DOM
12. 2026-06-02
    days on market $295,246 Active 17 DOM
13. 2026-06-01
    days on market $295,246 Active 16 DOM
14. 2026-05-31
    days on market $295,246 Active 15 DOM
15. 2026-05-30
    days on market $295,246 Active 14 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,311
• − Mortgage interest: −$16,538
• − Property taxes: −$4,429
• − Insurance: −$1,476
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$8,589
• Taxable loss: −$3,891
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $1,975/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-level home offers a good condition with a modern kitchen, bathrooms, and exterior. It has a good curb appeal and is ready for minor cosmetic updates to enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the light fixture in the dining room — A new light fixture can improve the ambiance and attract renters.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the light fixture in the dining room — A new light fixture can improve the ambiance and attract renters. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 57,035
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B